AMERICAN INTERIORS JSP16-55

Transcription

1 AMERICAN INTERIORS JSP16-55 AMERICAN INTERIORS JSP16-55 Consideration at the request of American Interiors, for approval of Preliminary Site Plan, landbank parking and Storm water Management Plan. The subject property is located in Section 4 of the City of Novi north of West Road and east of Hudson Drive. The applicant is proposing to construct a 21,437 square feet single story office and warehouse building of consisting of office and warehouse space and associated site improvements. The applicant is proposing to landbank up to 17 spaces of the required 66 parking spaces. Persistent Required Action Approval/Denial of the Preliminary Site Plan, landbank parking and Stormwater Management Plan. REVIEW RESULT DATE COMMENTS Planning Approval recommended Landbank parking up to a maximum of twenty-five percent (17 spaces) of the maximum required parking (66 required spaces) on site Items to be addressed on Final Site Plan Engineering Landscape Wetlands Woodlands Traffic Approval recommended Approval recommended Not Applicable Not Applicable Approval recommended Items to be addressed on Final Site Plan Planning Commission Waiver required for not meeting the minimum requirements for parking lot perimeter landscaping and for relocation of building foundation landscaping to meet the minimum requirements Items to be addressed on Final Site Plan Traffic Impact Assessment statement required Items to be addressed on Final Site Plan Facade Fire Approval Recommended Approval recommended Section 9 waiver for exceeding maximum allowable percentages for flat metal panels, wood siding, and exposed concrete

2 Motion Sheet Approval Preliminary Site Plan In the matter of American Interiors JSP16-55, motion to approve the Preliminary Site with landbank parking and a Section 9 waiver based on and subject to the following: a. At the time of Final Site Plan submittal, the applicant shall revise the site layout according the alternate provided via to limit the landbank parking to twenty-five percent of total required at the time of Final Site Plan; b. To allow landbank parking up to a maximum of twenty-five percent (17 spaces) of the maximum required parking (66 required spaces) on site, as listed in section , as the number of parking spaces required are in excess of the actual requirements for the functional use of the building, which is hereby granted; c. With regard to the proposed landbanked parking, Planning Commission finding that: i. The applicant has demonstrated through substantial evidence that the specified occupant and building use will require less parking than what is required by the Zoning Ordinance; ii. Parking will not occur on any street or driveway; iii. Parking will not occur on any area not approved and developed for parking; iv. Parking will not occur on that area where parking construction has been landbanked until such time as that area is constructed for such parking; v. The requested parking landbanking will not create traffic or circulation problems on or off site; and vi. The requested parking lankbanking will be consistent with the public health, safety and welfare of the City and the purposes of the Zoning Ordinance; d. To allow the overage of Flat Metal Panels (50% allowed; 58% on south, 86% on east, 57% on west and 83% on north proposed), Wood Siding (0% allowed, 36% on south, 8% on east, 40% on west and 11% on north proposed), and Exposed Concrete (4% on east and 2% on north proposed), because the proposed alteration will significantly improve the overall appearance of the building and is consistent with the intent and purpose of the Façade Ordinance, which is hereby granted; e. At the time of Final Site Plan submittal,the applicant shall submit for review and approval by the City Traffic Consultant, either a Traffic impact assessment statement or any other prior studies prepared for the Beck North Corporate park or other additional information (if determined as a suitable replacement for Traffic Impact Assessment by City s Traffic Consultant); f. Landscape waiver to permit the relocation of required Building Foundation Landscape to meet the total minimum required in both scenarios (before and after landbank parking) as listed in Section D which is hereby granted; g. Landscape waiver to permit the reduction of Parking Lot Perimeter Canopy Trees as listed in Section C.(3) (to a number to be determined by City s

3 Landscape Architect at the time of Final Site Plan submittal)due to limited room available, and good effort toward landscaping the site fully, which is hereby granted; h. The conditions and items listed in the staff and consultant review letters being addressed on the Final Site Plan; and i. (additional conditions here if any) This motion is made because the plan is otherwise in compliance with the Article 3, Article 4 and Article 5 of the Zoning Ordinance and all other applicable provisions of the Ordinance. -AND- Approval Stormwater Management Plan In the matter of American Interiors JSP16-55, motion to approve the Stormwater Management Plan based on and subject to the following: a) The findings of compliance with Ordinance standards in the staff and consultant review letters, and the conditions and items listed in those letters being addressed on the Final Site Plan; and b) (additional conditions here if any) This motion is made because the plan is otherwise in compliance with Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. -OR- Denial Preliminary Site Plan In the matter of American Interiors JSP16-55, motion to deny the Preliminary Site Plan, for the following reasons (because the plan is not in compliance with Article 3, Article 4 and Article 5 of the Zoning Ordinance and all other applicable provisions of the Ordinance.) -AND- Denial Stormwater Management Plan In the matter of American Interiors JSP16-55, motion to deny the Stormwater Management Plan, for the following reasons (because the plan is not in compliance with Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance.)

4 MAPS Location Zoning Future Land Use Natural Features

5 Hudson Dr American Interiors Location 03 Beck Rd West Rd West Park Dr South Lake Dr 10 LEGEND Sections Subject Property City of Novi Dept. of Community Development City Hall / Civic Center W Ten Mile Rd Novi, MI cityofnovi.org West Rd Map Author: Sri Komaragiri Date: 11/09/16 Project:16-55 American Interiors Version #: 1 Feet inch = 83 feet MAP INTERPRETATION NOTICE I Map information depicted is not intended to replace or substitute for any official or primary source. This map was intended to meet National Map Accuracy Standards and use the most recent, accurate sources available to the people of the City of Novi. Boundary measurements and area calculations are approximate and should not be construed as survey measurements performed by a licensed Michigan Surveyor as defined in Michigan Public Act 132 of 1970 as amended. Please contact the City GIS Manager to confirm source and accuracy information related to this map.

6 Beck Rd American Interiors Zoning West Rd West Park Dr South Lake Dr LEGEND R-A: Residential Acreage R-1: One-Family Residential District R-2: One-Family Residential R-4: One-Family Residential District Hudson Dr Subject Property I-1 RM-1: Low-Density Multiple Family B-3: General Business District I-1: Light Industrial District I-2: General Industrial District City of Novi Dept. of Community Development City Hall / Civic Center W Ten Mile Rd Novi, MI cityofnovi.org West Rd I-2 I-1 Map Author: Sri Komaragiri Date: 11/09/16 Project:16-55 American Interiors Version #: 1 Feet inch = 83 feet MAP INTERPRETATION NOTICE I Map information depicted is not intended to replace or substitute for any official or primary source. This map was intended to meet National Map Accuracy Standards and use the most recent, accurate sources available to the people of the City of Novi. Boundary measurements and area calculations are approximate and should not be construed as survey measurements performed by a licensed Michigan Surveyor as defined in Michigan Public Act 132 of 1970 as amended. Please contact the City GIS Manager to confirm source and accuracy information related to this map.

7 Beck Rd American Interiors Future Land Use West Rd West Park Dr South Lake Dr LEGEND FUTURE LAND USE Single Family Multiple Family Industrial RD Tech Community Commercial Hudson Dr Subject Property INDUSTRIAL RD TECH PRIVATE PARK Public Public Park Private Park City of Novi Dept. of Community Development City Hall / Civic Center W Ten Mile Rd Novi, MI cityofnovi.org West Rd Map Author: Sri Komaragiri Date: 11/09/16 Project:16-55 American Interiors Version #: 1 Feet inch = 83 feet MAP INTERPRETATION NOTICE I PUBLIC PARK Map information depicted is not intended to replace or substitute for any official or primary source. This map was intended to meet National Map Accuracy Standards and use the most recent, accurate sources available to the people of the City of Novi. Boundary measurements and area calculations are approximate and should not be construed as survey measurements performed by a licensed Michigan Surveyor as defined in Michigan Public Act 132 of 1970 as amended. Please contact the City GIS Manager to confirm source and accuracy information related to this map.

8 Hudson Dr Beck Rd American Interiors Natural Features West Rd West Park Dr South Lake Dr LEGEND WETLANDS WOODLANDS Subject Property Dense City of Novi Dept. of Community Development City Hall / Civic Center W Ten Mile Rd Novi, MI cityofnovi.org West Rd Map Author: Sri Komaragiri Date: 11/09/16 Project:16-55 American Interiors Version #: 1 Feet inch = 83 feet MAP INTERPRETATION NOTICE I Map information depicted is not intended to replace or substitute for any official or primary source. This map was intended to meet National Map Accuracy Standards and use the most recent, accurate sources available to the people of the City of Novi. Boundary measurements and area calculations are approximate and should not be construed as survey measurements performed by a licensed Michigan Surveyor as defined in Michigan Public Act 132 of 1970 as amended. Please contact the City GIS Manager to confirm source and accuracy information related to this map.

9 SITE PLAN (Full plan set available for viewing at the Community Development Department.)

10 Know what's below. Call before you dig.

11 sym. qty. botanical name common name caliper spacing root height price total Parking Lot and Perimeter Trees AR 15 Acer rubrum 'October Glory' October Glory Red Maple 3.0" as shown B&B $ $ 6, $ 1, TC 3 Tilia cordata 'Greenspire' Greenspire Linden 3.0" as shown B&B $ total sym. qty. botanical name common name caliper spacing root height price Greenbelt and Street Lawn Plantings CA 30 Calamagrostis x acutiflora 'Karl Foerster' Karl Foerster Fountain Grass as shown #2 cont $ $ $ , FS 19 Fagus s. 'Daywck Purple' Daywck Purple Beech 2.5" as shown B&B $ $ 6, GB 16 Ginkgo biloba Ginko 3.0" as shown B&B $ $ 4, UA 12 Ulmus 'Accolade' Accolade Elm 3.0" as shown B&B $ total sym. qty. botanical name common name caliper spacing root height price Building Foundation EA 26 Euonymus alata 'Compacta' Burning Bush as shown 36" , Compact $ $ $ 1, EP 100 Echinacea p. 'Tomato Soup' Tomato Soup Coneflower 18" o.c. #1 cont $ $ 21, JC 429 Juniperus c. 'Grey Owl' Grey Owl Juniper as shown #5 cont $ $ 2, PA 147 Perovskia a. 'Little Spire' Little Spire Russian Sage 18" o.c. #1 cont $ $ 4, PV 279 Pannicum v. 'Shenandoah' Shenandoah Switchgrass as shown #2 cont $ $ Irrigation 8, $ 3,690 Kentucky Blue Grass Seed, (S.Y.) $2 /s.y. 7, $ 1,430 Kentucky Blue Grass Sod, (S.Y.) $6 /s.y. 8, $ 45 4" Deep Shredded Hardwood Bark Mulch $35/s.y. 1, $ Total 80,275.00

12 sym. qty. botanical name common name caliper spacing root height price total Parking Lot and Perimeter Trees AR 17 Acer rubrum 'October Glory' October Glory Red Maple 3.0" as shown B&B $ $ 6, $ 2, TC 5 Tilia cordata 'Greenspire' Greenspire Linden 3.0" as shown B&B $ total sym. qty. botanical name common name caliper spacing root height price Greenbelt and Street Lawn Plantings CA 30 Calamagrostis x acutiflora 'Karl Foerster' Karl Foerster Fountain Grass as shown #2 cont $ $ $ , FS 19 Fagus s. 'Daywck Purple' Daywck Purple Beech 2.5" as shown B&B $ $ 6, GB 16 Ginkgo biloba Ginko 3.0" as shown B&B $ $ 4, UA 12 Ulmus 'Accolade' Accolade Elm 3.0" as shown B&B $ total sym. qty. botanical name common name caliper spacing root height price Building Foundation EA 26 Euonymus alata 'Compacta' Burning Bush as shown 36" , Compact $ $ $ 21, JC 429 Juniperus c. 'Grey Owl' Grey Owl Juniper as shown #5 cont $ $ 3, PV 225 Pannicum v. 'Shenandoah' Shenandoah Switchgrass as shown #2 cont $ $ Irrigation 8, $ 3,690 Kentucky Blue Grass Seed, (S.Y.) $2 /s.y. 7, $ 1,430 Kentucky Blue Grass Sod, (S.Y.) $6 /s.y. 8, $ 45 4" Deep Shredded Hardwood Bark Mulch $35/s.y. 1, $ Total 77,360.00

13 ALTERTE SITE PLAN TO KEEP LANDBANK PARKING SPACES UNDER 25 PERCENT Shared by applicant via dated

14 Know what's below. Call before you dig.

15 EXTERIOR ELEVATIONS

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17 EXTERIOR ELEVATION PERSPECTIVES

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21 FAÇADE BOARD

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23 PLANNING REVIEW

24 PLAN REVIEW CENTER REPORT November 01, 2016 Planning Review American Interiors JSP Petitioner American Interiors Review Type Preliminary Site Plan Property Characteristics Section 4 Site Location At the north east corner of Hudson Drive and West Road Site School District Walled Lake Community District Site Zoning I-1 Light Industrial District Adjoining Zoning North I-1 Light Industrial District East I-1 Light Industrial District West I-1 Light Industrial District South I-1 Light Industrial District & I-2 General Industrial Current Site Use Suburban Collection Showplace North Vacant/ Industrial Office Adjoining Uses East Wetlands West Industrial Office South Non-conforming residential Site Size 2.29 Acres Plan Date September 30, 2016 Project Summary The applicant is proposing a 21,437 square feet one story building to accommodate their new location for American Interiors office. The proposed building includes about 12,400 square feet of office space, 1,660 square feet of mezzanine space and 7,387 square feet of warehouse space. They are moving their current leased facility in Wixom to Novi. The proposed facility will currently host 21 employees with a future anticipated growth for up to 30 employees. Recommendation Approval of the Preliminary Site Plan is recommended. The plan mostly conforms to the requirements of the Zoning Ordinance, with a few deviations listed in this and other review letters. Planning Commission s approval for Preliminary Site Plan, land bank parking and Storm Water Management Plan is required. Ordinance Requirements This project was reviewed for conformance with the Zoning Ordinance with respect to Article 3 (Zoning Districts), Article 4 (Use Standards), Article 5 (Site Standards), and any other applicable provisions of the Zoning Ordinance. Please see the attached charts for information pertaining to

25 JSP American Interiors November 01, 2016 Preliminary Site Plan Review Page 2 of 4 ordinance requirements. Items in bold below must be addressed and incorporated as part of the Final Site Plan submittal: 1. Landbank parking: The site plan as proposed would require 66 parking spaces. The applicant is proposing 43 spaces with the current plan land banking 23 spaces to be built when the business expands or if a need is identified. Per code, only 25 percent of required parking can be landbanked, which is up to 17 spaces. Please revise the plans to meet the requirement or a Zoning Board of Appeals variance is required for the deviation. Approval for landbanking of parking lot construction shall be granted only upon finding by the Planning Commission that the proposal meets the following: i. The applicant has demonstrated through substantial evidence that the specified occupant or building use would require less parking than what would typically be required by this Section; ii. Parking will not occur on any street or driveway; iii. Parking will not occur on any area not approved and developed for parking; iv. Parking will not occur on that area where parking construction has been landbanked until such time as that area is constructed for such parking; v. The requested parking landbanking shall not create traffic or circulation problems on or off site; vi. The requested parking landbanking shall be consistent with the public health, safety, and welfare of the City and the purposes of this Ordinance. 2. Site Plan for Landbank parking: The applicant shall contact Community development for approval of site plan for landbank parking prior to construction. 3. Landbank Parking Condition: The owner of property for which parking landbanking has been granted shall report any proposed change in the use or occupancy of the property to the Building Official prior to said increase or change, who shall evaluate the need for some or all of the landbanked parking spaces to be installed. Please add this note to the plan. 4. Parking Counts for Mezzanine floor: Office storage basements or mezzanines of not more than three-thousand (3,000) square feet when designed exclusively for storage or mechanical equipment as determined by the building official, when accessory to an office building, ancillary to a permitted office use and when the city is in receipt of an affidavit, in recordable form acceptable to the city attorney, that is signed by the owner of the building stating that the addition will be used only for storage or mechanical equipment. Please provide the required documentation 5. Parking Calculations: Gross square feet for office including Mezzanine is listed as 14,060 SF on sheet A032. Gross square feet for warehouse is listed as 7,387 SF. Gross leasable are used for parking calculations for office space is 14,448 SF on sheet 3 and for warehouse is used as 700 SF. Staff understands that there will be only one employee in the warehouse space and the rest of the space is used for storage purposes only. Please clarify the discrepancy in the numbers used for Office space. This may reduce the minimum required parking spaces for office. 6. Plan Review Chart: There are additional minor clarifications requested in the Plan review chart. Please refer to the chart for additional details.

26 JSP American Interiors November 01, 2016 Preliminary Site Plan Review Page 3 of 4 7. Economic Impact Information: Following information is needed before the Planning Commission meeting i. Total cost of the proposed building & site improvements ii. Number of anticipated jobs created (during construction & after building is occupied, if known) 8. Signage: Exterior Signage is not regulated by the Planning Division or Planning Commission. Please contact Jeannie Niland ( ) for information regarding sign permits. 9. Property Split / Combination: Property split or combinations should be reviewed and approved prior to final stamping set approval. The applicant indicated combining two existing parcels into one. Contact Assessing at for further details 10. Site Addressing: Application for a new address can be sub mitted after Preliminary Site Plan approval. The new site would require a new address after combination is approved. For more information contact Jeannie Niland at Response Letter: Please provide a response letter addressing all comments and refer to sheet numbers where the change is reflected. 12. Other Reviews: a. Engineering Review: Additional comments to be addressed with Final Site Plan. Engineering recommends approval. b. Landscape Review: Landscape review has identified waivers that may be required. Refer to review letter for more comments. Landscape recommends approval. a. Wetlands Review: No impacts to regulated Wetlands are proposed. Wetland Review is not necessary. a. Woodlands Review: No impacts to regulated Woodlands are proposed. Woodland Review is not necessary. b. Traffic Review: Additional comments to be addressed with Final Site Plan. Traffic recommends approval. c. Facade Review: A section 9 waiver would be required. Façade recommends approval. d. Fire Review: Fire recommends approval. Planning Commission Meeting This Site Plan is scheduled to go before Planning Commission for consideration on November 16, 2016 per your request. Please provide the following no later than 12 pm, November 10, 2016 if you wish to keep the schedule. 1. A response letter addressing ALL the comments from ALL the review letters and a request for waivers as you see fit. 2. A color rendering of the Site Plan (Optional to be used for Planning Commission presentation). Color renderings of building elevations available 3. Initial submittal in PDF format. Already Submitted 4. A sample board of building materials as requested by our Façade Consultant. Already Submitted Final Site Plan Submittal After receiving Planning Commission s approval of the Preliminary Site Plan, please submit the following for Final site plan review and approval 1. Seven copies of Final Site Plan addressing all comments from Preliminary review 2. Response letter

27 JSP American Interiors November 01, 2016 Preliminary Site Plan Review Page 4 of 4 3. Final Site Plan Application 4. Final Site Plan Checklist 5. Engineering Estimate 6. Landscape Estimate 7. Other Agency Checklist 8. Hazardous Materials Packet 9. Non-Domestic User Survey 10. No Revision Façade Affidavit (if no changes are proposed for Façade) Electronic Stamping Set Submittal and Response Letter After receiving Final Site Plan approval, plans addressing the comments in all of the staff and consultant review letters should be submitted electronically for informal review and approval prior to printing Stamping Sets. A letter from either the applicant or the applicant s representative addressing comments in this and other review letters and associated charts is requested to be submitted with the electronic stamping set. Stamping Set Approval After receiving the approval for electronic stamping set submittal from all reviewing agencies, please submit 9 size 24 x 36 copies with original signature and original seals, to the Community Development Department for final approval. Drafts for all required legal documents with a legal transmittal are required along with stamping sets. Pre-Construction Meeting Prior to the start of any work on the site, Pre-Construction (Pre-Con) meetings must be held with the applicant s contractor and the City s consulting engineer. Pre-Con meetings are generally held after Stamping Sets have been issued and prior to the start of any work on the site. There are a variety of requirements, fees and permits that must be issued before a Pre-Con can be scheduled. If you have questions regarding the checklist or the Pre-Con itself, please contact Sarah Marchioni [ or smarchioni@cityofnovi.org] in the Community Development Department. Chapter 26.5 Chapter 26.5 of the City of Novi Code of Ordinances generally requires all projects be completed within two years of the issuance of any starting permit. Please contact Sarah Marchioni at for additional information on starting permits. The applicant should review and be aware of the requirements of Chapter 26.5 before starting construction. If the applicant has any questions concerning the above review or the process in general, do not hesitate to contact me at or skomaragiri@cityofnovi.org. Sri Ravali Komaragiri Planner

28 PLANNING REVIEW CHART Review Date: November 04, 2016 Review Type: Preliminary Site Plan Project Name: JSP AMERICAN INTERIORS Plan Date: October 24, 2016 Prepared by: Sri Komaragiri, Planner Phone: (248) Items in Bold need to be addressed by the applicant before approval of the Preliminary Site Plan. Underlined items need to be addressed on the Final Site Plan. Meets Item Required Code Proposed Comments Code Zoning and Use Requirements Master Plan (adopted August 25, 2010) Area Study Zoning (Effective December 25, 2013) Uses Permitted (Sec B & C) Industrial Research Development and Technology The site does not fall under any special category No Change I-1: Light Industrial District No Change Sec B Principal Uses Permitted. Sec C Special Land Uses Height, bulk, density and area limitations (Sec ) Frontage on a Public Street. (Sec. 5.12) Access to Major Thoroughfare (Sec. 5.13) Frontage on a Public Street is required vehicular access shall be provided only to an existing or planned major thoroughfare or freeway service drive 12,400 square feet of open office space, 1,660 square feet of mezzanine space and 7,387 square feet of warehouse space. They are moving their current leased facility in Wixom to Novi; 21 employees with a future growth for up to 30 employees) Frontage on Hudson Drive and West Road Access to Hudson Drive is provided Planning Commission approval for Preliminary site plan will be required

29 Preliminary Site Plan Review Page 2 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Minimum Zoning Lot Size for each Unit in Ac (Sec D) Minimum Zoning Lot Size for each Unit: Width in Feet Open Space Area Maximum % of Lot Area Covered (By All Buildings) Building Height (Sec D) Sec C) Except where otherwise provided in this Ordinance, the minimum lot area and width, and the maximum percent of lot coverage shall be determined on the basis of off-street parking, loading, greenbelt screening, yard setback or usable open space % (with proposed parking lot) 41% (after land banking spaces) Meets Code (Sec D) Not provided 40 ft. 25 ft. abutting residential Building Setbacks (Sec D) Front (Hudson Drive) 40ft. 40ft. Exterior Side (West Road) 40ft. 40ft. Interior Side (north) 20ft. Minimum 20ft. Rear (east) 20ft. Minimum 20ft. Parking Setback (Sec D)& Refer to applicable notes in Sec Front (Hudson Drive) 40ft. (See E) No parking Exterior Side (West Road) 10 ft. No parking Interior Side (north) 10ft ft. Rear (east) 10 ft. No parking Note To District Standards (Sec 3.6.2) Exterior Side All exterior side yards West Road is Yard Abutting a abutting a street shall be considered exterior Street provided with a setback side and has 40 ft. (Sec C) equal to front yard. setback Off-Street Parking in Front Yard (Sec E) Off-street parking is allowed in front yard if - the site is a minimum 2 acre site, - does not extend into the minimum required front yard setback of the district, - cannot occupy more than 50% of the area between No parking is proposed in front yard Comments

30 Preliminary Site Plan Review Page 3 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Off-Street Parking in Side and Rear Yards abutting residential(sec F) Setback from Residential District (Sec H) Wetland/Waterc ourse Setback (Sec M) Additional Height (Sec O) Parking setback screening (Sec P) Modification of parking setback requirements (Sec Q) min. front yard setback & bldg. setback, - must be screened by brick wall or landscaped berm - lighting compatible with surrounding neighborhood shall not occupy more than fifty (50) percent of the area of the side or rear yard abutting a residential district; and Off-street parking shall be setback no less than onehundred (100) feet from the residential district. I-1 and I-2 districts, five (5) feet of horizontal setback for each foot of building height, or one-hundred (100) feet, whichever is greater. Except when a site or rear yard is separated from a residential district by a railroad right-of-way, the right-of-way may be included as part of the setback requirement. A setback of 25ft from wetlands and from high watermark course shall be maintained Additional heights for selected building is allowed based on conditions listed in Sec O Required parking setback area shall be landscaped per sec The Planning Commission may modify parking setback requirements based on conditions listed in Sec Q Parking, Loading and Dumpster Requirements Side and rear yards do no abut residential. The property is separated from a residential district by a lot filled with wetlands. Parking is not proposed in rear yard. The property does not abut residential. The property is separated from a residential district by a lot filled with wetlands. The plan does not appear to impact any existing wetlands Applicant not requesting additional height Parking lot is screened Parking setbacks conform to the minimum required Meets Code Comments Please refer to landscape review for additional details

31 Preliminary Site Plan Review Page 4 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Number of Parking Spaces Meets Code Comments Warehouses (Sec E) - One (1) space for each seven hundred (700) square feet of usable floor area Business offices or professional offices (Sec D) Total Floor Area: 21,437 SF Office Space 14, 448 SF Gross Leasable Area Required parking: 65 spaces Warehouse: 700 SF usable space Required Parking: 1 space Total required parking: 66 Spaces 43 Parking spaces with current phase 23 land banked parking (See below for more conditions) No Only 25 percent of required parking can be land banked, which is up to 17 spaces. Please revise the plans to meet the requirement or a Zoning Board of Appeals variance is required for the deviation - For buildings upto 100,000 SF 1 space for 222 SF GLA Parking Counts for Mezzanine floor Parking Space Dimensions and Maneuvering Lanes (Sec ) Office storage basements or mezzanines of not more than three-thousand (3,000) square feet when designed exclusively for storage or mechanical equipment as determined by the building official, when accessory to an office building, ancillary to a permitted office use and when the city is in receipt of an affidavit, in recordable form acceptable to the city attorney, that is signed by the owner of the building stating that the addition will be used only for storage or mechanical equipment - 90 Parking: 9 ft. x 19 ft ft. two way drives - 9 ft. x 17 ft. parking spaces allowed along 7 ft. wide interior sidewalks as long as detail indicates a 4 curb at these locations and along landscaping Square footage for mezzanine floor: 1,660 SF 9 ft. x 19 ft. spaces with 24 ft. drives 9 ft. x 17 ft. perimeter spaces along landscaping? Provide the required documentation for the record

32 Preliminary Site Plan Review Page 5 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Parking stall located adjacent to a parking lot entrance(public or private) (Sec ) Landbank Parking (Sec ) End Islands (Sec ) - shall not be located closer than twenty-five (25) feet from the street right-of-way (ROW) line, street easement or sidewalk, whichever is closer Minimum distance appears to be maintained Meets Code Land banking may be permitted on the request of the applicant if an applicant can demonstrate that the number of parking spaces required under this Section are in excess of the actual requirements for the functional use of the building, for up to twenty five (25) percent of the required number of parking spaces on the site, subject to the following conditions - minimum number of spaces required prior to request for land banking: 45 spaces - Alternative layout plan showing land bank parking - All areas designated for land banking shall be landscaped open space and may not be used for any other purposes - Planning Commission grants the request based on certain conditions - The owner of the property shall report any proposed change in use or occupancy for further evaluation - Landbank spaces may be installed prior to change in use or occupancy, if determined - End Islands with landscaping and raised curbs are required at the end of all parking bays that abut traffic circulation aisles. - The end islands shall generally be at least 8 feet wide, have an outside radius of 15 feet, and be constructed 3 shorter than the adjacent parking stall as illustrated in the Zoning Ordinance Minimum required spaces: 66 Spaces An alternate plan is submitted The current site plan indicates the spaces to be landscaped open space To be determined Please add a note on the plan. Dimensions are not provided? Comments Only 25 percent of required parking can be land banked, which is up to 17 spaces. Please revise the plans to meet the requirement or a Zoning Board of Appeals variance is required for the deviation The plan needs to be revised to meet the minimum 25% requirements The conditions are listed in the review letter A detailed note is provided in the review letter Refer to Traffic or Landscape for comments

33 Preliminary Site Plan Review Page 6 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Barrier Free Spaces Barrier Free Code Barrier Free Space Dimensions Barrier Free Code Barrier Free Signs Barrier Free Code Minimum number of Bicycle Parking (Sec ) Bicycle Parking General requirements (Sec. 5.16) Bicycle Parking Lot layout (Sec ) Loading Spaces (Sec ) Accessory Structures Dumpster (Sec F) 2 barrier free parking spaces (for total 51 to 75)& 1 van barrier free parking space are required - 8 wide with an 8 wide access aisle for van accessible spaces - 5 wide with a 5 wide access aisle for regular accessible spaces One sign for each accessible parking space. Five (5) percent of required automobile spaces, minimum two (2) spaces - No farther than 120 ft. from the entrance being served - When 4 or more spaces are required for a building with multiple entrances, the spaces shall be provided in multiple locations - Spaces to be paved and the bike rack shall be inverted U design - Shall be accessible via 6 ft. paved sidewalk Parking space width: 6 ft. One tier width: 10 ft. Two tier width: 16 ft. Maneuvering lane width: 4 ft. Parking space depth: 2 ft. single, 2 ½ ft. double Loading area in the rear yard Loading area in interior side yard if it is adjacent to I, EXPO or EXO district - Located in rear yard - Attached to the building or - No closer than 10 ft. from building if not attached - Not located in parking setback - If no setback, then it cannot be any closer than 10 ft, from property line. - Away from Barrier free 2 van barrier free space are provided Two van accessible spaces are provided Proposed. 2 bicycles spaces are proposed Bicycle parking is proposed Located within 120 feet 3- loop bike rack is proposed Bicycle parking layout is provided Loading zone is provided in the rear yard No. Located away Meets Code No Comments

34 Preliminary Site Plan Review Page 7 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Dumpster Enclosure (Sec (c)) Spaces - Screened from public view - A wall or fence 1 ft. higher than height of refuse bin - And no less than 5 ft. on three sides - Posts or bumpers to protect the screening - Hard surface pad. - Screening Materials: Masonry, wood or evergreen shrubbery from barrier free spaces Proposed dumpster enclosure is composed of high integral color CMU Meets Code Comments Refer to Façade review Roof top equipment and wall mounted utility equipment (Sec E.ii) All roof top equipment must be screened and all wall mounted utility equipment must be enclosed and integrated into the design and color of the building Rooftop equipment is enclosed Roof top appurtenances screening Roof top appurtenances shall be screened in accordance with applicable facade regulations, and shall not be visible from any street, road or adjacent property. I-1 District Required Conditions (Sec 3.14) Outdoor Storage of above ground storage tanks (Sec B.ii) Outdoor Storage of recreational equipment (Sec B.iii) Outdoor placement of above-ground storage tanks of not more than 600 capacities per tank and accessory to an otherwise permitted use. Additional conditions apply Rooftop equipment is enclosed A note is added to the plan to conform to this requirement Not Proposed Other (Sec ) Unless otherwise provided, dealing directly with consumer at retail, is prohibited. A note is added to the plan to conform to this requirement Adjacent to Freeway ROW (Sec ) Where a permitted use abuts a freeway right-of way, special conditions listed in section apply Adjacent to Residential district (Sec ) Not adjacent to Freeway ROW

35 Preliminary Site Plan Review Page 8 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Truck well, loading dock or door (Sec A) Refuse pick-up, off-street parking and areas used for vehicular repair, delivery, loading/ unloading and transport (Sec B) Maximum Building Height (Sec C) Additional Lighting requirements (Sec D) Landscape berm and screening requirements (Sec E) Operation requirements (Sec F) - cannot be located on the side abutting residential - shall be placed on the opposite side or on the wall at 90 degree angle to residential. Recessed by not less than 60 feet from the front wall - discourage the truck path along residential side - Refuse pick-up shall be limited to the hours of 7:00 a.m. to 5:00 p.m., prevailing time. - All off-street parking and areas used for vehicular repair, delivery, loading/ unloading and transport shall be not be closer than one-hundred (100) feet from the boundary of a residential district and effectively screened 25 ft. abutting residential - Where a building wall faces an abutting residential district there shall be no floodlighting of such facade. - This shall not preclude the lighting of doorways on such facades The requirements of this section supersede standards at Section 5.5 Windows and doors of nonoffice use areas of structures in an I-1 district may not be left open. The property does not abut residential The property is separated from a residential district by a lot filled with wetlands. The property does not abut residential The property does not abut residential The property does not abut residential The property does not abut residential The property does not abut residential Planning Commission findings for permitted uses (Sec ) Meets Code Comments

36 Preliminary Site Plan Review Page 9 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Impacts on residential district (Sec A) Long term truck parking (Sec B) Performance standards (Sec C) Storage and/use of material (Sec D) Hazardous material checklist (Sec E) Sidewalks and Pathways ARTICLE XI. OFF- ROAD NON- MOTORIZED FACILITIES (Sec Requirement. (c) & Sub. Ord. Sec. 4.05,) The scale, size, building design, facade materials, landscaping and activity of the use is such that current and future adjacent residential uses will be protected from any adverse impact No long term delivery truck parking on site The lighting, noise, vibration, odor and other possible impacts are in compliance with standards and intent of the article and performance standards of Section 5.14 The storage and/or use of any volatile, flammable or other materials shall be fully identified in application and shall comply with any city ordinances regarding toxic or hazardous materials. Compliance of City s hazardous materials checklist - In the case of new streets and roadways to be constructed as part of the project, a sidewalk shall be provided on both sides of the proposed street or roadway. - Sidewalks along arterials and collectors shall be 6 feet or 8 feet wide as designated by the Bicycle and Pedestrian Plan, but not along industrial service streets per Subdivision Ordinance - Whereas sidewalks along local streets and private roadways shall be five (5) feet wide. The property does not abut residential Not Proposed. A note is added to the plans Applicant s response letter indicates that there will be no manufacturing on site and no smoke, noise, vibration or odor of unusual nature will be produced Checklist not provided Checklist not provided An eight foot concrete pathway is proposed along West Park drive Meets Code No No Comments Add the same note to the Plans Applicant indicated to provide a checklist with Final site plan

37 Preliminary Site Plan Review Page 10 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Pedestrian Connectivity Other Requirements Exterior lighting (Sec. 5.7) Design and Construction Standards Manual General layout and dimension of proposed physical improvements Economic Impact Information Development and Street Names Development/ Business Sign - Whether the traffic circulation features within the site and parking areas are designed to assure safety and convenience of both vehicular and pedestrian traffic both within the site and in relation to access streets - Building exits must be connected to sidewalk system or parking lot. Photometric plan and exterior lighting details needed at time of Final Site Plan submittal Land description, Sidwell number (metes and bounds for acreage parcel, lot number(s), Liber, and page for subdivisions). Location of all existing and proposed buildings, proposed building heights, building layouts, (floor area in square feet), location of proposed parking and parking layout, streets and drives, and indicate square footage of pavement area (indicate public or private). - Total cost of the proposed building & site improvements - Number of anticipated jobs created (during construction & after building is occupied, if known) Development and street names must be approved by the Street Naming Committee before Preliminary Site Plan approval Signage if proposed requires a permit. All exits are connected to Public sidewalk A lighting plan is provided Provided Provided Not provided Not Applicable Plans indicate a monument sign Meets Code No? Comments Refer to other lighting comments for missing information required. The applicant has indicated an intent to combine both parcels Provide additional dimensions as requested in this and other review letters Provide information on total cost of the proposed building & site improvements and number of anticipated jobs created during construction Contact Richelle Leskun at to schedule a meeting with the Committee For sign permit information contact Jeannie Niland

38 Preliminary Site Plan Review Page 11 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Property Split or Combination Site Addressing Property split or combinations should be reviewed and approved prior to final stamping set approval Application for a new address can be sub mitted after Preliminary Site Plan approval Lighting and Photometric Plan (Sec. 5.7) Intent (Sec ) Lighting Plan (Sec. 5.7.A.i) Building Lighting (Sec A.iii) Lighting Plan (Sec.5.7.A.2.ii) Required Conditions Establish appropriate minimum levels, prevent unnecessary glare, reduce spillover onto adjacent properties & reduce unnecessary transmission of light into the night sky Site plan showing location of all existing & proposed buildings, landscaping, streets, drives, parking areas & exterior lighting fixtures Relevant building elevation drawings showing all fixtures, the portions of the walls to be illuminated, illuminance levels of walls and the aiming points of any remote fixtures. Specifications for all proposed & existing lighting fixtures The applicant indicated combining two existing parcels into one The new site would require a new address after combination is approved A lighting and photometric plan is provided Not shown Meets Code??? Photometric data Provided Fixture height 20 poles? Mounting & design Provided Glare control devices Provided (Also see Sec D) Type & color rendition of LED lamps Hours of operation Not provided No Photometric plan illustrating all light sources that impact the subject site, including spill-over information from neighboring properties Height not to exceed maximum height of zoning 20 poles? Comments Contact Assessing at for further details. Application for new address will be reviewed after the approval of property combination. For more information contact Jeannie Niland Provide additional information to verify conformation Indicate the fixture height for wall mounted lights. Provide height of above ground foundation for pole lights Indicate the fixture height for wall mounted lights.

39 Preliminary Site Plan Review Page 12 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed (Sec A) Required Conditions (Sec B) Security Lighting (Sec H) Lighting for security purposes shall be directed only onto the area to be secured. Required Conditions (Sec E) Required Conditions (Sec F) Min. Illumination (Sec k) district (or 25 ft. where adjacent to residential districts or uses - Electrical service to light fixtures shall be placed underground - Flashing light shall not be permitted - Only necessary lighting for security purposes & limited operations shall be permitted after a site s hours of operation - All fixtures shall be located, shielded and aimed at the areas to be secured. - Fixtures mounted on the building and designed to illuminate the facade are preferred Unable to determine Not shown Meets Code?? Comments Provide height of above ground foundation for pole lights Add the notes to the plans Provide additional information to verify conformation. Label security lights on the plans Average light level of the surface being lit to the lowest light of the surface being lit shall not exceed 4:1 3.8 Use of true color rendering lamps such as metal halide is preferred over high & low LED pressure sodium lamps Parking areas: 0.2 min 0.1 min? Foot candles do not meet Loading & unloading areas: the minimum required for 1.6 min 0.4 min areas landbanked. You Walkways: 0.2 min can either revise the 0.5 min photometric to meet the Building entrances, frequent 0.5 min No minimum or revise at the use: 1.0 min time of review of landbank Building entrances, parking. infrequent use: 0.2 min Not provided No Max. Illumination adjacent to Non-Residential (Sec K) When site abuts a nonresidential district, maximum illumination at the property line shall not exceed 1 foot candle Does not exceed 1.0 fc

40 Preliminary Site Plan Review Page 13 of 13 Planning Review Summary Chart October JSP16-55: AMERICAN INTERIORS Item Required Code Proposed Cut off Angles (Sec L) when adjacent to residential districts - All cut off angles of fixtures must be 90 - maximum illumination at the property line shall not exceed 0.5 foot candle Does not abut residential Meets Code Comments NOTES: 1. This table is a working summary chart and not intended to substitute for any Ordinance or City of Novi requirements or standards. 2. The section of the applicable ordinance or standard is indicated in parenthesis. Please refer to those sections in Article 3, 4 and 5 of the zoning ordinance for further details 3. Please include a written response to any points requiring clarification or for any corresponding site plan modifications to the City of Novi Planning Department with future submittals.

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47 LANDSCAPE REVIEW

48 PLAN REVIEW CENTER REPORT November 7, 2016 Preliminary Site Plan - Landscaping American Interiors Review Type Project Number Preliminary Site Plan Landscape Review Property Characteristics Site Location: Hudson and West Drive Site Zoning: I-1 Adjacent Zoning: I-1 Plan Date: October 24, 2016 Ordinance Considerations This project was reviewed for conformance with Chapter 37: Woodland Protection, Zoning Article 5.5 Landscape Standards, the Landscape Design Manual and any other applicable provisions of the Zoning Ordinance. Underlined Items below must be addressed and incorporated as part of the Final Site Plan submittal. Please follow guidelines of the Zoning Ordinance and Landscape Design Guidelines. This review is a summary and not intended to substitute for any Ordinance. Please see the associated Landscape Chart for detailed information regarding the items covered in this letter, as well as some items that need to be addressed in the plans for completeness and accuracy. Recommendation This project is recommended for approval, if the requested landscape waivers are granted by the Planning Commission. The waivers requested, and required, are listed below. Landscape Waivers Parking lot perimeter trees required quantity is not provided - supported by staff if additional trees are added to fill outside edges of parking lot. Building foundation landscaping required greenspace area around building foundations is not provided in either scenario. Additional landscaping area can be provided away from the building if necessary, but the required area must be provided. DETAILS EXISTING ELEMENTS Existing Soils (Preliminary Site Plan checklist #10, #17) Provided Existing and proposed overhead and underground utilities, including hydrants. (LDM 2.e.(4)) 1. Provided. 2. Please clearly label all utility lines as to their type and whether they are underground or above-ground. Existing Trees (Sec 37 Woodland Protection, Preliminary Site Plan checklist #17 and LDM 2.3 (2)) There are no existing trees on the site. LANDSCAPING REQUIREMENTS

49 Preliminary Site Plan Landscape Review November 7, 2016 JSP 16-55: AMERICAN INTERIORS Page 2 of 3 Adjacent to Public Rights-of-Way Berm (Wall) & Buffer (West Road) (Zoning Sec B.ii and iii) 1. No berm is required along West Road because the parking is behind the building 2. All required greenbelt landscaping is provided. Street Tree Requirements (West Road) (Zoning Sec E.i.c and LDM 1.d.) All required street trees are provided. Industrial Subdivision Frontage Requirements (Hudson Drive) (LDM 1.d.(2)) 1. The required deciduous canopy trees (7) are provided. 2. The required subcanopy trees (20) are not provided. Please correct the calculation (should be 3 subcanopy trees per 40 lf frontage) and add the required trees. 3. The required evergreen hedge screening the parking lot from Hudson is not provided. Please add this screening % of the frontage should have a massing of landscape plantings. This is in addition to the required foundation plantings. Parking Lot Landscape (Zoning Sec C.) 1. Calculations for the parking lot are provided and the required landscaping area and trees are provided on both plans the current plan and the future plan. 2. Please increase the area of the parking lot islands just west of the loading area to provide more room for the tree s roots to grow. Parking Lot Perimeter Canopy Trees (Zoning Sec C.(3) Chart footnote) 1. The calculations for both plans are based on an incorrect measure of the parking lot perimeter. It is measured around the entire periphery of the vehicular use area. Please re-measure the perimeter and revise the calculations. 2. Please add as many perimeter trees as can be added within 15 feet of the paving, at a spacing of 1 per 35lf o.c. 3. A landscape waiver requested for the shortage of trees provided will be supported by staff if the perimeter is adequately landscaped per the above guidelines. Building Foundation Landscape (Zoning Sec D.) 1. The calculations for the foundation landscaping are provided. 2. In both plans, the foundation landscape area is less than that required. A waiver can be requested for not having the foundation landscaping at the building, but the required area needs to be provided somewhere on the site. 3. Please revise the plans per the above. Storm Basin Landscape (Zoning Sec E.iv and LDM 1.d.(3) The project s storm water will be going to an existing basin which requires no modification for this project, so no storm basin landscaping is required. Transformer/Utility Box and Fire Hydrant Plantings (LDM 1.3 from 1-5, Zoning Sec C.ii.d 1. No utility boxes or associated landscaping are shown on the plans. 2. Please add a note on the plans stating that utility boxes shall be screened per the detail. OTHER REQUIREMENTS Plant List (LDM 2.h. and t.) The plan s planting list meets the requirements of the ordinance. Planting Notations and Details (LDM) The planting details meet the city s requirements.

50 Preliminary Site Plan Landscape Review November 7, 2016 JSP 16-55: AMERICAN INTERIORS Page 3 of 3 Cost estimates for Proposed Landscaping (LDM 2.t.) Provided, but not required until Final Site Plans. Irrigation (LDM 1.a.(1)(e) and 2.s) An irrigation plan for the project is required for Final Site Plans. Proposed topography. 2 contour minimum (LDM 2.e.(1)) Spot elevations are provided on Sheet 2. Snow Deposit (LDM.2.q.) Provided. Corner Clearance (Zoning Sec 5.9) Corner clearance areas are provided. If the applicant has any questions concerning the above review or the process in general, please do not hesitate to contact me at or rmeader rmeader@cityofnovi.org. Rick Meader Landscape Architect

51 LANDSCAPE REVIEW SUMMARY CHART Review Date: November 7, 2016 Project Name: JSP Plan Date: October 24, 2016 Prepared by: Rick Meader, Landscape Architect Phone: (248) Items in Bold need to be addressed by the applicant before approval of the Preliminary Site Plan. Underlined items need to be addressed for Final Site Plan. Item Required Proposed Landscape Plan Requirements (LDM (2) Landscape Plan (Zoning Sec 5.5.2, LDM 2.e.) Project Information (LDM 2.d.) Owner/Developer Contact Information (LDM 2.a.) Landscape Architect contact information (LDM 2.b.) Sealed by LA. (LDM 2.g.) Miss Dig Note (800) (LDM.3.a.(8)) Zoning (LDM 2.f.) Survey information (LDM 2.c.) Existing plant material Existing woodlands or wetlands (LDM 2.e.(2)) New commercial or residential developments Addition to existing building greater than 25% increase in overall footage or 400 SF whichever is less. 1 =20 minimum with proper North. Variations from this scale can be approved by LA Consistent with plans throughout set Meets Code Comments Scale: 1 =30 Name and Address Name, address and telephone number of the owner and developer or association Name, Address and telephone number of RLA/LLA Requires original signature Show on all plan sheets Include all adjacent zoning Legal description or boundary line survey Existing topography Show location type and size. Label to be saved or removed. Plan shall state if none Contact information on Cover Sheet Required for Final Site Plan Description on 2nd cover sheet. A note has been added stating that there are no regulated woodlands on the property and

52 Preliminary Site Plan Landscape Review Page 2 of 9 Landscape Review Summary Chart JSP16 55: American Interiors November 7, 2016 Item Required Proposed Soil types (LDM.2.r.) Existing and proposed improvements (LDM 2.e.(4)) Existing and proposed utilities (LDM 2.e.(4)) Proposed grading. 2 contour minimum (LDM 2.e.(1)) Snow deposit (LDM.2.q.) exists. LANDSCAPING REQUIREMENTS As determined by Soils survey of Oakland county Show types, boundaries Existing and proposed buildings, easements, parking spaces, vehicular use areas, and R.O.W Overhead and underground utilities, including hydrants Provide proposed contours at 2 interval Show snow deposit areas on plan Meets Code Comments Sheet 2 Sheet 2 Sheet 2 Parking Area Landscape Requirements LDM 1.c. & Calculations (LDM 2.o.) General requirements (LDM 1.c) Name, type and number of ground cover (LDM 1.c.(5)) General (Zoning Sec C.ii) Parking lot Islands (a, b. i) Curbs and Parking stall reduction (c) Contiguous space limit (i) Clear sight distance within parking islands No evergreen trees As proposed on planting islands A minimum of 300 SF to qualify 6 curbs Islands minimum width 10 BOC to BOC Parking stall can be reduced to 17 and the curb to 4 adjacent to a sidewalk of minimum 7 ft. Maximum of 15 contiguous spaces aerial photos and a site visit confirm that there are no trees on the site. Sod between the parking lot and the building, seed in all other areas. 1. Proposed plan yes. 2. Plan with expanded parking has one island with a tree that does not appear to meet the required 300sf minimum. 1. Proposed plan yes 2. Plan with expanded parking has one bay greater than 15 spaces, plus the terminus of the truck

53 Preliminary Site Plan Landscape Review Page 3 of 9 Landscape Review Summary Chart JSP16 55: American Interiors November 7, 2016 Item Required Proposed Plantings around Fire Hydrant (d) Landscaped area (g) Clear Zones (LDM 2.3.(5)) No plantings with matured height greater than 12 within 10 ft. of fire hydrants Areas not dedicated to parking use or driveways exceeding 100 sq. ft. shall be landscaped 25 ft corner clearance required. Refer to Zoning Section Meets Code No Comments loading area. This should be broken up with a landscape island. 1. Please be sure to keep trees at least 10 feet away from fire hydrant. 2. Add note to this effect on plan for installers. 3. Shift West Drive street trees to make hydrant more visible and accessible Category 1: For OS-1, OS-2, OSC, OST, B-1, B-2, B-3, NCC, EXPO, FS, TC, TC-1, RC, Special Land Use or nonresidential use in any R district (Zoning Sec C.iii) A = Total square footage of parking spaces not including access aisles x 10% A = x 10% = sf B = Total square footage of additional paved vehicular use areas (not including A) under 50,000 SF) x 5% C= Total square footage of additional paved vehicular use areas (not including A or B) over 50,000 SF) x 1 % B = x 5% = sf Paved Vehicular access area includes loading areas C = x 1% = sf Category 2: For: I-1 and I-2 (Zoning Sec C.iii) A. = Total square footage of parking spaces not including access aisles x 7% B = Total square footage of additional Paved vehicular use areas (not including A) under 50,000 SF) x A = 7% x xx sf = xx sf Current plan: 7% x 6923 sf = 485 sf Future plan: 7% x sf = 701sf B = 2% x xx sf = xx sf Current plan: 2% x sf = 290 sf Future plan: 2% x sf = 416 sf

54 Preliminary Site Plan Landscape Review Page 4 of 9 Landscape Review Summary Chart JSP16 55: American Interiors November 7, 2016 Item Required Proposed 2% C= Total square footage of additional paved vehicular use areas (not including A or B) over 50,000 SF) x 0.5% All Categories D = A+B or A+C Total square footage of landscaped islands E = D/75 Number of canopy trees required Perimeter Green space C = 0.5% x 0 sf = 0 SF Current plan: = 775 sf Future plan: = 1117 SF xxx/75=xx Trees Current: 775/75 = 10 Future: 1117/75 = 15 1 Canopy tree per 35 lf ; xx/35=x trees Current: 880/35=25 Future: 905/35=26 Parking land banked No Berms, Walls and ROW Planting Requirements Current: 1274 SF Future: 1285 SF Current: 11 trees Future: 15 trees Current: 7 trees Future: 7 trees Berms All berms shall have a maximum slope of 33%. Gradual slopes are encouraged. Show 1ft. contours Berm should be located on lot line except in conflict with utilities. Berms should be constructed with 6 of top soil. Residential Adjacent to Non-residential (Sec A) & (LDM 1.a) Berm requirements (Zoning Sec 5.5.A) Planting requirements (LDM 1.a.) Refer to Residential Adjacent to Nonresidential berm requirements chart LDM Novi Street Tree List Adjacent to Public Rights-of-Way (Sec 5.5.B) and (LDM 1.b, 1.d(2)) Berm requirements (Zoning Sec A.(5)) Parking: 3 ft tall berm with 3 foot wide crest No parking: No berm required No Meets Code No Comments Please enlarge island just west of loading dock as much as possible to increase area for roots for tree planted there, on L Please add more trees around perimeter (within 15 feet of pavement edge) as reasonable (no closer than 35 o.c.). 2. Request landscape waiver for trees that can t be planted. Site is not adjacent to residential. 1. Berms are not required along either West or Hudson 2. 3 foot tall evergreen

55 Preliminary Site Plan Landscape Review Page 5 of 9 Landscape Review Summary Chart JSP16 55: American Interiors November 7, 2016 Item Required Proposed Cross-Section of Berms (LDM 2.j) Slope, height and width Type of Ground Cover Setbacks from Utilities Label contour lines Maximum 33% Min. 5 feet flat horizontal area Overhead utility lines and 15 ft. setback from edge of utility or 20 ft. setback from closest pole Walls (LDM 2.k & Zoning Sec vi) Material, height and type of construction footing Freestanding walls should have brick or stone exterior with masonry or concrete interior TBD No Walls greater than 3 ½ ft. should be designed and sealed by an Engineer ROW Landscape Screening Requirements(Sec B. ii) Greenbelt width (2)(3) (5) Min. berm crest width Minimum berm height (9) West Rd: No Parking: 20 ft. Hudson: 40 ft West Rd: No Pking: None Hudson: None West Rd: No Pking: None Hudson: None West Rd: 47/58 feet Hudson: 42 feet No No 3 wall (4)(7) No Canopy deciduous or large evergreen trees Notes (1) (10) West Rd: No Parking: 1 tree per 40 lf 370/40= 9 trees See below for Hudson West Rd: 9 trees Meets Code TBD Comments shrubs are required between Hudson and the parking lot, per LDM 1.d(2) 1. It s not clear what the different lines roughly parallel to West Park are. Please identify them on landscape plan. 2. Please be sure that trees do not conflict with utility lines and are not placed on top of underground lines. Please correct calculations for Hudson Sub-canopy West Rd: No Parking: 1 West Rd: 11 trees Please correct the

56 Preliminary Site Plan Landscape Review Page 6 of 9 Landscape Review Summary Chart JSP16 55: American Interiors November 7, 2016 Item Required Proposed deciduous trees Notes (2)(10) Canopy deciduous trees in area between sidewalk and curb (Novi Street Tree List) tree per 35 lf 370/35= 11 trees See below for Hudson West Rd: No Pking: 1 tree per 55 l.f. 370/55 = 7 trees West Rd: 7 trees Meets Code Comments calculations for Hudson Drive and add required trees. Non-Residential Zoning Sec E.iii & LDM 1.d (2) Refer to Planting in ROW, building foundation landscape, parking lot landscaping and LDM 1 canopy deciduous or 1 large evergreen Interior Street to per 35 l.f. along ROW 262/35 = 7 trees 3 sub canopy trees per 7 canopy trees 8 subcanopy trees Please correct the calculations for Hudson Industrial subdivision 40 l.f. of total linear No hedge Drive and add required /No (LDM 1.d.(2)) frontage provided landscaping HUDSON DR 3*262/40 = 20 trees Evergreen hedge in front of parking Plant massing for 25% of ROW 73 lf plant massing along Hudson (subcanopy trees and evergreen hedge) Screening of outdoor storage, loading/unloading (Zoning Sec. 3.14, 3.15, 4.55, 4.56, 5.5) Transformers/Utility boxes (LDM 1.e from 1 through 5) A minimum of 2ft. separation between box and the plants Ground cover below 4 is allowed up to pad. No plant materials within 8 ft. from the doors Building Foundation Landscape Requirements (Sec D) Interior site landscaping SF Equals to entire perimeter of the building x 8 with a minimum width of 4 ft. 745 lf x 8ft = 5960 SF No No Current: 5144 SF Future: 3928 SF No No screening required between I-1 lots, but additional parking lot perimeter trees can help to block loading area. Please add note to plans that groundmounted transformers need to be screened per detail 1. Additional foundation landscaping needs to be located elsewhere on the site if it can t be located at building, even with waiver. 2. Location of current plan is acceptable with waiver but missing area needs to be made up. 3. Future plan needs to

57 Preliminary Site Plan Landscape Review Page 7 of 9 Landscape Review Summary Chart JSP16 55: American Interiors November 7, 2016 Item Required Proposed Zoning Sec D.ii. All items from (b) to (e) If visible from public street a minimum of 60% of the exterior building perimeter should be covered in green space Detention/Retention Basin Requirements (Sec E.iv) Planting requirements (Sec E.iv) Clusters shall cover 70-75% of the basin rim area 10 to 14 tall grass along sides of basin Refer to wetland for basin mix Greater than 60% of West Road frontage is landscaped as viewed from West. 0% of Hudson Drive frontage is landscaped if line of shrubs is counted toward massing requirement. LANDSCAPING NOTES, DETAILS AND GENERAL REQUIREMENTS Landscape Notes Utilize City of Novi Standard Notes Installation date (LDM 2.l. & Zoning Sec B) Maintenance & Statement of intent (LDM 2.m & Zoning Sec 5.5.6) Plant source (LDM 2.n & LDM 3.a.(2)) Irrigation plan (LDM 2.s.) Other information (LDM 2.u) Establishment period (Zoning Sec B) Provide intended date Include statement of intent to install and guarantee all materials for 2 years. Include a minimum one cultivation in June, July and August for the 2-year warranty period. Shall be northern nursery grown, No.1 grade. A fully automatic irrigation system and a method of draining is required with Final Site Plan Required by Planning Commission Between March November 2017 No Meets Code /No 2 yr. Guarantee Comments have all foundation landscaping located somewhere on site. Hudson Drive frontage needs to have 60% coverage. Line of shrubs can t double count as massing and foundation landscaping. As storm water is going toward existing detention pond which requires no enlargement, no detention basin landscaping is required. Need for final site plan

58 Preliminary Site Plan Landscape Review Page 8 of 9 Landscape Review Summary Chart JSP16 55: American Interiors November 7, 2016 Item Required Proposed Approval of substitutions. (Zoning Sec E) City must approve any substitutions in writing prior to installation. Plant List (LDM 2.h.) Include all cost estimates Quantities and sizes Meets Code Root type Refer to LDM suggested Botanical and plant list common names Type and amount of lawn Cost estimate (LDM 2.t) For all new plantings, mulch and sod as listed on the plan Planting Details/Info (LDM 2.i) Utilize City of Novi Standard Details Canopy Deciduous Tree Evergreen Tree Shrub Refer to LDM for detail Perennial/ drawings Ground Cover Tree stakes and guys. (Wood stakes, fabric guys) Tree protection fencing Located at Critical Root Zone (1 outside of dripline) Other Plant Material Requirements (LDM 3) General Conditions (LDM 3.a) Plant Materials & Existing Plant Material (LDM 3.b) Landscape tree credit (LDM3.b.(d)) Plant Sizes for ROW, Woodland replacement and others (LDM 3.c) Plant size credit (LDM3.c.(2)) Plant materials shall not be planted within 4 ft. of property line Clearly show trees to be removed and trees to be saved. Substitutions to landscape standards for preserved canopy trees outside woodlands/wetlands should be approved by LA. Refer to Landscape tree Credit Chart in LDM Canopy Deciduous shall be 3 and sub-canopy deciduous shall be 2.5 caliper. Refer to section for more details No No Comments Required for Final Site Plan There are no trees that need protection on the site. There are no trees on the site.

59 Preliminary Site Plan Landscape Review Page 9 of 9 Landscape Review Summary Chart JSP16 55: American Interiors November 7, 2016 Item Required Proposed Prohibited Plants (LDM 3.d) Recommended trees for planting under overhead utilities (LDM 3.e) Collected or Transplanted trees (LDM 3.f) Nonliving Durable Material: Mulch (LDM 4) NOTES: No plants on City Invasive Species List Label the distance from the overhead utilities Trees shall be mulched to 4 depth and shrubs, groundcovers to 3 depth Specify natural color, finely shredded hardwood bark mulch. Include in cost estimate. Refer to section for additional information No No No Meets Code TBD Comments Please be sure that trees are not planted on top of underground lines (ideally not within 5 feet of) or in close proximity to overhead lines. 1. This table is a working summary chart and not intended to substitute for any Ordinance or City of Novi requirements or standards. 2. The section of the applicable ordinance or standard is indicated in parenthesis. For the landscape requirements, please see the Zoning Ordinance landscape section 5.5 and the Landscape Design Manual for the appropriate items under the applicable zoning classification. 3. Please include a written response to any points requiring clarification or for any corresponding site plan modifications to the City of Novi Planning Department with future submittals.

60 TRAFFIC REVIEW

61 AECOM Franklin Road Southfield MI, USA aecom.com Project name: JSP American Interiors Pre- ApplicationTraffic Review To: Barbare McBeth, AICP City of Novi Mile Road Novi, Michigan From: AECOM Date: November 9, 2016 CC: Sri Komaragiri, Kirsten Mellem, George Melistas, Jeremy Miller, Richelle Leskun, Adrianna Jordan Memo Subject: American Interiors Preliminary Traffic Review (JSP ) The preliminary site plan was reviewed to the level of detail provided and AECOM recommends approval for the applicant to move forward with the condition that the comments provided below are adequately addressed to the satisfaction of the City. GENERAL COMMENTS 1. American Interiors (Detroit) LLC is proposing a 21,437 square foot warehouse facility consisting of two adjoined units on the west side of Hudson Drive, north of West Road. Both Hudson Drive and West Road are under the jurisdiction of the City of Novi. 2. The site is currently zoned as I-1 (Light Industrial) and will remain under I-1 zoning. 3. The warehouses will be located on the northwest corner lot of the intersection of Hudson Drive and West Road. 4. The applicant is seeking planning commission approval for 23 land banked parking spaces (AECOM DOES NOT SUPPORT). TRAFFIC IMPACTS 1. AECOM performed an initial trip generation estimate based on the ITE Trip Generation Manual, 9 th Edition, as follows: ITE Code: 150 (Warehousing) & 710 (General Office) Development-specific Quantity: 14,448 square feet of General Office and 7,387 square feet of warehouse Zoning Change: N/A Trip Generation Summary City of Novi Threshold Estimated Trips (Permitted under existing zoning) Estimated Trips (Permitted under proposed zoning) Proposed Development Method 1/3

62 Memo JSPXX-XXXX Development Stage Traffic Review AM Peak- Hour, Peak- Direction Trips PM Peak- Hour, Peak- Direction Trips Daily (One- Directional) Trips N/A N/A N/A 354 Fitted Curve (Office), Average Rate (Warehouse) Fitted Curve (Office), Average Rate (Warehouse) Fitted Curve (Office), Fitted Curve (Warehouse) 2. The initial estimated number of trips does not exceed the City s threshold of more than 750 trips per day or 100 trips per either the AM or PM peak hour for the warehousing land-use. However, the applicant is also proposing offices within the facility which will increase the number of estimated trips. AECOM recommends performing the following traffic impact study in accordance with the City s requirements: Traffic Impact Study Recommendation Type of Study Justification Traffic Impact Assessment The PM peak hour, peak direction trips fall within the range of trips. EXTERL SITE ACCESS AND OPERATIONS The following comments relate to the external interface between the proposed development and the surrounding roadway(s). 1. The proposed driveway is in compliance with City standards. 2. There are no proposed or warranted changes to the geometry of Hudson Drive or West Road. 3. The sight distance at Hudson Drive is in compliance with City standards. 4. The proposed driveway is in alignment with the driveway at Hudson Drive. 5. Driveway spacing is in compliance with City standards. 6. There are an adequate number of site access drives provided. INTERL SITE OPERATIONS The following comments relate to the on-site design and traffic flow operations. 1. General traffic flow a. Large trucks and emergency vehicles are able to access and maneuver the site. b. The loading zone and dumpster are located in the rear of the building and in compliance with City standards. The location of the dumpster is not expected to interfere with parking lot operations. 2. Parking facilities a. The applicant has included parking calculations for both the warehouse area (700 sq. ft.) and the gross leasable square footage (14,446 sq. ft.) of the office space. Based on the parking spaces per unit measure in the City Ordinance, 66 total parking spaces are required. AECOM 2/3

63 Memo JSPXX-XXXX Development Stage Traffic Review b. The applicant is proposing 43 parking spaces with 23 land banked parking spaces, totaling 66 spaces. i. The proposed 23 land banked parking spaces are greater than the maximum 25% of the total parking spaces required. Land banked parking spaces are to be approved by the Planning Commission. c. Two of the 43 proposed parking spaces will be barrier free parking spaces. d. The Expanded Parking Layout on sheet 3 shows a row of 16 spaces on the north side of the site. Per City Standards, Section C.ii.i, there should be a parking island after every 15 spaces. e. Parking spaces dimensions are generally compliant with City standards. i. Provide details showing the parking peninsulas are three feet shorter than the adjacent parking space. f. Barrier-free parking is in compliance with ADA standards. The current proposed handicap parking signs are not MMUTCD compliant. Update the handicap signs to R7-8 signing with the R7-8p sign when applicable. g. The applicant has provided a bicycle parking area that is in compliance with City standards. 3. Road/aisle widths and turning radii are in compliance with City standards. 4. Sidewalk Requirements a. Consider providing a sidewalk on the west side of the development. b. ADA ramps are in compliance with MDOT standards. 5. All on-site signing and pavement markings shall be in compliance with the Michigan Manual on Uniform Traffic Control Devices. a. Please include pavement marking information in future submittals. Should the City or applicant have questions regarding this review, they should contact AECOM for further clarification. Sincerely, AECOM Sterling J. Frazier, E.I.T. Reviewer, Traffic/ITS Engineer Matthew G. Klawon, PE Manager, Traffic Engineering and ITS Engineering Services AECOM 3/3

64 FAÇADE REVIEW

65 November 8, 2016 City of Novi Planning Department W. 10 Mile Rd. Novi, MI Review Status Summary: Approved, Section 9 Waiver Recommended Re: FACADE ORDINCE - Facade Review American Interiors, PSP Façade Region: 1, Zoning District: I-1 Dear Ms. McBeth; The following is the Facade Review for Preliminary Site Plan Approval of the above referenced project based on the drawings prepared by Neumann Smith, dated 10/24/16. The percentages of materials proposed for each façade are as shown below. Materials that are in violation of the Ordinance, if any, are shown on bold. An illustration board was provided with photographic representations of the proposed façade materials. South (Front) East West North Façade Ordinance Section 2520 Maximum Brick 0% 0% 0% 0% 100% Flat Metal Panels (Types A and B) 58% 86% 57% 83% 50% Wood Siding (Cement Composite - Nichiha, Vintage Wood, Cedar) 36% 8% 40% 11% 0% Concrete Masonry Units (Burnished w/ clear sealer) 5% 2% 3% 4% 10% Exposed Concrete (truck well) 0% 4% 0% 2% 0% Tri, (wood timber patio trellis) 1% 0% 0% 0% 15% As shown above the percentages of Flat Metal Panels, Wood Siding, and Exposed Concrete exceed the maximum amounts allowed by the Façade Ordinance. His project is located in Zoning District I-1, therefore 30% minimum brick is not required. The proposed type of Wood Siding is not specifically listed in the Façade Chart. This material has improved color retention properties and would therefore be considered superior to natural field-stained wood with respect to the Façade Ordinance. Page 1 of 2

66 The overall design exhibits interesting massing and creative use of materials. Although the front entrance is located on the rear façade due to proximity to the parking lot, the proposed patio trellis feature and overhanging roof lines will add interest to the front (south) façade. The sample board provided indicates carefully coordinated textures and colors for all materials and includes two renderings. It should be noted the loading dock will be visible from West Road on the east elevation. Additional evergreen planting are recommended to conceal trucks parked in the loading dock. The dumpster enclosure is proposed to have CMU matching the material used on the building. Recommendation For the reasons stated above it is our recommendation the overall design is consistent with the intent and purpose of the Façade Ordinance, and that a Section 9 Waiver be granted for the aforementioned deviations from the Façade Chart. Notes to the Applicant: 1. Inspections The Façade Ordinance requires inspection(s) for all projects. It is the applicant s responsibility to request the inspection of each façade material at the appropriate time (before installation). In this case the materials should match the adjacent existing materials with respect to color and texture. Inspections may be requested using the Novi Building Department s Online Inspection Portal with the following link. Please click on Click here to Request an Inspection under Contractors, then click Façade. If you have any questions regarding this project please do not hesitate to call. Sincerely, DRN & Associates, Architects PC Douglas R. Necci, AIA Page 2 of 2

67 FIRE REVIEW

68 November 1, 2016 TO: Barbara McBeth- City Planner Sri Ravali Komaragiri- Plan Review Center Kirsten Mellem- Plan Review Center CITY COUNCIL Mayor Bob Gatt Mayor Pro Tem Dave Staudt Gwen Markham Andrew Mutch Wayne Wrobel Laura Marie Casey Brian Burke City Manager Pete Auger Director of Public Safety Chief of Police David E. Molloy Director of EMS/Fire Operations Jeffery R. Johnson Assistant Chief of Police Erick W. Zinser RE: American Interiors PSP# Project Description: Build a 21,437 square foot building. Comments: All fire hydrants must be installed and operational prior to construction of building. Recommendation: APPROVAL Sincerely, Assistant Chief of Police Jerrod S. Hart Kevin S. Pierce-Acting Fire Marshal City of Novi Fire Dept. cc: file Novi Public Safety Administration W. Ten Mile Road Novi, Michigan fax cityofnovi.org